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HomeMy WebLinkAboutFRONT RANGE STORAGE - PDP230011 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com April 21, 2023 Joey Frank JR Engineering 2900 S College Ave Fort Collins, CO 80525 Re: Mountain Vista RV & Boat Storage Description of project: This is a request to develop a recreational vehicle and boat storage facility at 1312 NE Frontage Rd (parcel # 8703000005). The applicants propose to develop a previously undeveloped portion of the 104 acre property, approximately 41 acres, for outdoor covered and uncovered recreational vehicle and boat storage. The remaining 64 acres will remain for agricultural use. Access is taken directly from NE Frontage Rd. to the west. The site is directly E of NE Frontage Rd and approximately 0.26 miles south of Mountain Vista Dr. The property is within the Industrial District (I) zone district and the project would be subject to Administrative (Type 1) Review. Please see the following summary of comments regarding Mountain Vista RV & Boat Storage. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, please contact your Development Review Coordinator, Marissa Pomerleau via phone at (970) 416-8082 or via email at mpomerleau@fcgov.com. Comment Summary Development Review Coordinator Contact: Marissa Pomerleau, (970) 416-8082,mpomerleau@fcgov.com 1.INFORMATION: I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! 2 JR Response: Noted 2.INFORMATION: The proposed development project is subject to a Type 1 Review. The decision maker for your project will be an Administrative Hearing Officer at a public hearing. Staff will need to agree the project is ready for Hearing approximately 4 to 6 weeks prior to a hearing date to accommodate scheduling and notice requirements. For the hearing, we will formally notify surrounding property owners within 800 - 1,000 feet (excluding public right-of-way and publicly owned open space). As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the hearing date with your team. A neighborhood meeting is not required for this development request. If you would like to hold a meeting to engage your neighborhood regarding the proposal prior to the hearing, I can assist you with this request. JR Response: Noted 3.INFORMATION: I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. JR Response: Noted 4.INFORMATION: I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with this comment letter and the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. If you have questions regarding items in the checklist, or the applicability of an item to your project, please reach out to me. JR Response: Noted 5.FOR SUBMITTAL: As part of your submittal, you will respond to the comments provided in this letter. The final letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Comments requiring action should NOT have a response such as noted or acknowledged. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. JR Response: Noted 6.FOR SUBMITTAL: Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf File type acronyms may be appropriate to avoid extremely long file names. 3 Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. Reach out to me if you would like a list of suggested names. *Please disregard any references to paper copies, flash drives, or CDs. JR Response: Noted 7.FOR SUBMITTAL: All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcart icles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html JR Response: Noted 8.INFORMATION - FEES: The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change – please confirm these estimates before submitting. Development Review Application Fees will be due at time of the project being submitted for formal review. If you have any questions about fees, please reach out to me. JR Response: Noted 9.INFORMATION - FEES: Payments can be made by check or credit card. If paying by check, make payable to “City of Fort Collins”. This is accepted at the Development Review Center, 281 N College Ave, Fort Collins, CO 80524, by mail or can be placed in the blue drop box located at the west side of the building. Please mark it to my attention and reference the project it is associated with. If paying by credit card, I can process the payment over the phone with you. Credit card payments include a convenience fee of 2% + $0.25 added to all payments under $2,500.00, and 2.75% added to all payments over $2,500.00. JR Response: Noted 10.INFORMATION: Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with its initial round of review, followed by a formal meeting. Please check with me, your Development Review Coordinator, regarding review timelines. As you are preparing to submit your formal plans, please notify me with an anticipated 4 submittal date. Applications and plans are submitted electronically to me by email or secured file sharing applications. Pre-submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. JR Response: Noted 11.INFORMATION: Upon the scheduling of a Neighborhood Meeting, or initial review of the formal Development Review Application, a Development Review sign will be posted on the property. This sign will be posted through the final decision and appeal process. A request for the removal of signs will be made by your Development Review Coordinator at the appropriate time. JR Response: Noted 12.INFORMATION: Once your project has been formally reviewed by the City and you have received comments, please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. JR Response: Noted Planning Services Contact: Kai Kleer, 970-416-4284,kkleer@fcgov.com 1.If this project proposes to develop in multiple phases, an Overall Development Plan (ODP) will be required. It may be worthwhile to coordinate the development of an ODP with the property owner to the south who is similarly scheduled for conceptual review on April 20th, CDR230029. JR Response: Following the concept review discussions were held between JR and the planning services. The site plan was revised based to eliminate the need for an ODP. 2.This site is located within the I-25 Subarea Plan Boundary, therefore, this project will be subject to Division 3.9 - Development Standards for the I-25 Corridor. Standards that are likely to affect this project are related to landscaping, screening, and fencing and walls. I-25 Subarea Plan (2003) - Land Use Plan (p. 26), identifies this area as Industrial and describes the vision for this property as, "A zone for the location of manufacturing, warehousing and distribution, indoor and outdoor storage, and a wide range of commercial and industrial operations. Supporting uses such as convenience shopping, child care and housing are also permitted. Supporting uses will not be allowed within 1/4- mile of I-25. ". https://www.fcgov.com/planning/pdf/i25-subarea-doc.pdf This proposed land use is generally consistent with the guidance of the I-25 Subarea Plan. JR Response: An 80 foot buffer from the CDOT ROW has been added, and any I-25 Corridor requirements will be accommodated. 3.There are two standards that are critical to laying out the site and determining how this site will connect into the context of the area. First, spacing of full movement collectors and second local streets placement within the framework of collector and arterial streets. Before the location of the storage can be determined this plan will be required to study how these standards are met not only on the site but also within the context of the area. 5 The redlines that staff has provided better clarifies the requirements. The layout should first determine the location of the north/south collector road that is depicted on the master street plan. Standards require that the intersection of this road into Vine and Mountain Vista to be spaced no greater than 1,320 (1/4) mile east of the current frontage road. The local street system will be the second consideration of the plan. Generally, the alignment along the northern property line is ok for a commercial local, however, additional consideration is needed to understand how this roadway will connect to the east. Some preliminary considerations include studying the limits of boxelder creek and whether a connection would be made over it and what's expected from the future transportation master plan and land use plan of the Town of Timnath. Typically, a local street would be required within the area where the proposed RV Storage is located, however, staff can consider a plan for alternative compliance request for street pattern and connectivity (see 3.6.3(H). Staff has provided redlines on the plan of what could be a good approach to alternative compliance by providing a trail system along the ditch and in several areas of the site. JR Response: Site layout has been revised, but 71’ of ROW is shown along the north side of the project for a future industrial local road. A 71’ public access easement has been added along the east side of the proposed storage facility to act as a place holder for a future industrial local road. 4.A regional trail is called for as part of the North Front Range Metropolitan Organization Active Transportation Plan. The trail would roughly follow Boxelder Creek and the Larimer and Weld Canal with enhanced crossings necessary at SH14 and five county roads. Some land in this section is publicly owned by the City of Thornton. Please coordinate with Parks planning to set the framework and connectivity of this space within the development plan. I-25 Subarea Plan Policy I-25-NOL-1.1 states, "within this subarea, a primary off-street “green way” will be located along Boxelder Creek establishing an important connection between neighborhoods, employment areas, and activity centers, and other areas within the subarea. This trail facility will be designed and located in accordance with both the City’s Parks and Recreation Policy Plan and Natural Areas Policy Plan." This will be an important policy to consider when developing an alternative compliance plan for local street connectivity. Staff will be looking to create multi-use trails as an alternative with an emphasis on creating a trail corridor along the canal. JR Response: a 50’ public access easement has been added between the proposed storage facility and the canal for the future trail corridor. 5.It appears that there will be long stretches of fencing around the perimeter of the site. There are several important standards that will control fence materiality and design that will need to be met. Staff will also be concerned with landscaping and screening. Please see 3.8.11 Fences and Walls and 3.9.8 - Fencing & Walls. 3.9.8 will be more stringent and prevail where there are conflicts. JR Response: Noted 6.This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at 6 http://www.colocode.com/ftcollins/landuse/begin.htm. JR Response: Noted 7.If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. JR Response: Noted Department: Engineering Development Review Contact: Tim Dinger,tdinger@fcgov.com 1.INFORMATION: Larimer County Road Impact Fees and Transportation Capital Expansion Fees are due prior to issuance of building permit. For more information, please visit https://www.fcgov.com/engineering/tcef.php. JR Response: Noted 2.INFORMATION: Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. JR Response: Noted 3.INFORMATION: All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the site, need to meet ADA standards. If they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. JR Response: Noted 4.INFORMATION: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: https://www.larimer.org/urban-area-street-standards-2021 JR Response: Noted 5.INFORMATION: This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project (i.e. drainage, utility, emergency access). This shall include the standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Information on the dedication process, as well as deed templates, can be found at:http://www.fcgov.com/engineering/devrev.php JR Response: Noted 6.INFORMATION: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. JR Response: Noted 7 7.INFORMATION: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. JR Response: Noted 8.INFORMATION: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. JR Response: Noted 9.INFORMATION: All fences, barriers, posts or other encroachments within the public right-of-way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to the Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance. JR Response: Noted 10.INFORMATION: The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff. We can look at the use of some LID methods to treat street flows – the design standards for these are still in development. JR Response: Noted 11.INFORMATION: Doors are not allowed to open out into the right-of-way. JR Response: Noted 12.INFORMATION: Bike parking required for the project cannot be placed within the right-of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. JR Response: Noted 13.INFORMATION: In regard to construction of this site, the public right-of-way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. JR Response: Noted 14.SITE SPECIFIC: Coordination with ELCO will be required for any work within their easement. JR Response: Noted 15.SITE SPECIFIC: If there is no existing plat for this property, a plat must be submitted, reviewed and approved during the technical review process. 8 JR Response: Plat Submitted 16.SITE SPECIFIC: Coordination with the Larimer and Weld Canal will be required due to the proximity of this project to the canal and the current design of the detention pond discharging into the canal. The Canal district will be required to sign off on the final plans. JR Response: Noted 17.SITE SPECIFIC: Coordination on the alignment of the north-south collector road is required. The property to the south is developing at roughly the same time, and the two roads sections on each property must align. You must also coordinate on the construction and design of the canal crossing. The proposed collector street should be approximately 1/4 mile to the east of the existing frontage road. JR Response: Based on conversations following our initial conceptual submittal a smaller storage facility is being proposed adjacent to the frontage road. Following conversations with Kai the ROW for the North-South collector road will be left out since the proposed facility is not adjacent to any proposed improvements. 18.SITE SPECIFIC: The collector road should be constructed from the southern property line at least up to the drive lane through the site, if not the full distance to the "future" industrial local. If it is constructed up to the industrial local street's proposed location, the industrial local street would need to be constructed between the proposed collector and the existing frontage road. This would create circulation to the properties to the south. JR Response: Based on conversations following our initial conceptual submittal a smaller storage facility is being proposed adjacent to the frontage road. Following conversations with Kai the ROW for the North-South collector road will be left out since the proposed facility is not adjacent to any proposed improvements. 19.SITE SPECIFIC: If the future industrial local and collector streets are not fully constructed during the initial development, then the conditions of their future construction will be written into the development agreement. JR Response: Noted 20.SITE SPECIFIC: This project will be required to construct improvements to the Frontage Road along the property boundary. The improvements will include, but may not be limited to, sidewalk, tree parkway, and curb and gutter along the east side of the Frontage Road. JR Response: We are currently not proposing any improvements to the frontage road due to the reduced size of the proposed development. Following your review of this 1st round of PDP lets revisit this comment if necessary. Department: Historic Preservation Contact: Jim Bertolini, 970-416-4250,jbertolini@fcgov.com 1.PRESUBMITTAL: At conceptual review, the applicant is responsible for working with City staff to determine if any structures on the development site and, when relevant, within 200 feet of the development site, are designated historic resources or are eligible for historic designation [LUC 3.4.7(B)(2)]. Structures subject to this requirement must be at least 50 years old. This process involves ordering historic property surveys if no such documentation has been produced for the property in the last five years. JR Response: See Historic Survey submitted with PDP package 9 2.POTENTIAL FEE: Any historic survey that is required to provide documentation and a determination of eligibility of properties that contain buildings more than 50 years old, within 200 feet of the development site, will require an $850 fee per property/resource, paid by the applicant. For agricultural properties with multiple resources, staff can negotiate a lower per-resource fee. Please contact Historic Preservation to receive an order form for survey at preservation@fcgov.com. JR Response: Noted 3.CODE REQUIREMENTS FOR HISTORIC RESOURCES ON AND NEAR DEVELOPMENT SITE: If any resources on the development site are identified as historic resources through the survey and records review process, the project must include a rehabilitation and adaptive reuse plan for those structures pursuant to Land Use Code Section 3.4.7(B), to the maximum extent feasible, or satisfactorily meet the requirements for a modification of standards following the requirements of Division 2.8 of the land use code. If there are any currently designated historic resources on the State or National Register of Historic Places that undergo a status change due to an updated determination of eligibility through the above survey process, public monitoring of the change in status will also involve sharing the new survey results with the public at the next available Landmark Preservation Commission meeting. If no structures or other features on the development site are historic resources (based on the information provided by the surveyor), Historic Preservation review of your proposed development would be limited to section 3.4.7(E), which provides various standards regarding architectural compatibility with abutting and nearby historic properties within 200 feet. The purpose of the design compatibility standards is not to force derivative architecture, but rather to establish a few points of commonality and create a fundamental harmony between the old and the new. Those requirements are designed to create an appropriate design relationship between new construction and nearby historic resources. They cover building massing and design features and, for larger developments, are applied only to the new construction that is closest to the identified historic structures, i.e. the “historic influence area.” This is illustrated in 3.4.7(B)(2). If an abutting property is a historic resource or there are historic resources on the development site, the design compatibility requirements are typically met relative to that property, even if there are other historic resources within the 200-foot boundary. JR Response: Noted Department: Traffic Operations Contact: Steve Gilchrist, 970-224-6175,sgilchrist@fcgov.com 1.FOR SUBMITTAL: A Transportation Impact Study will be required with the submittal of this project. Please have your traffic engineer contact me to set up a scoping meeting for the study. Additional information regarding the requirements and contents of a TIS can be found in Chapter 4 of the Larimer County Urban Area Street Standards. A bicycle and pedestrian level of service analysis will also be required as part of the TIS. JR Response: TIS has been submitted based n the scoping meeting on 7/13. 2.FOR SUBMITTAL: With a proposed access onto the I-25 Frontage Road, the Colorado Department of Transportation-CDOT will need to be routed with this project and an access permit will more than likely be required. Further coordination with CDOT will 10 also be needed to determine if additional right of way may be needed for future interstate expansion that could potentially affect this access onto the frontage road. JR Response: Understood 3.FOR SUBMITTAL: This project will need to conform to the City of Fort Collins Master Street Plan. This plan identifies a north/south collector roadway within this project site. Additional information will be needed regarding the construction of the collector roadway and we will also need to determine the access location for the parcel to the east. JR Response: Based on conversations following our initial conceptual submittal a smaller storage facility is being proposed adjacent to the frontage road. Following conversations with Kai the ROW for the North-South collector road will be left out since the proposed facility is not adjacent to any proposed improvements. 4.FOR SUBMITTAL: There is currently a conceptual review plan being reviewed for the parcel directly south of this project that you will need to coordinate with to determine the ultimate alignment of the collector roadway and bridge that will be required. JR Response: We met and discussed the location even though no ROW dedication for the collector is being anticipated with this project. 5.FOR SUBMITTAL: Adjacent frontage improvements will be required along the frontage road. We will need to coordinate these with our Planning and Engineering staff, along with CDOT. JR Response: We are currently not proposing any improvements to the frontage road due to the reduced size of the proposed development. Following your review of this 1st round of PDP with CDOT referral input lets revisit this comment if necessary. 6.FOR SUBMITTAL: Are there any proposed uses being considered at this time for the properties along the frontage road to the north of the house/office, and the one to the south of the irrigation ditch? JR Response: Based on conversations following our initial conceptual submittal a smaller storage facility is being proposed adjacent to the frontage road north of the canal. The portion of the site south of the canal has no proposed uses and will continue to be farmed. Department: Stormwater Engineering – Erosion Control Contact: Andrew Crecca,acrecca@fcgov.com 1."Information Only: This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion . JR Response: Noted Department: Stormwater Engineering - Floodplain Contact: Kevin Meyer,kmeyer@fcgov.com 2.INFORMATION ONLY: A portion of this property is currently located in the FEMA-regulated, 100-year Boxelder Creek floodplain and must comply with the safety regulations of Chapter 10 of City Municipal Code. A FEMA Flood Risk map is attached JR Response: Noted . 11 3.INFORMATION ONLY: Any construction activities in the floodplain (e.g. fencing, grading, structures, sidewalk or curb & gutter installation/replacement, roads, utility work, landscaping, etc.) must be preceded by an approved floodplain use permit, the appropriate permit application fees, and approved plans. JR Response: Noted 4.INFORMATION ONLY: If any construction activities will take place in the floodplain, please utilize development review checklist for floodplain requirements when preparing your plans for submittal. https://www.fcgov.com/utilities/img/site_specific/uploads/fp-checklist100-2018-update.p df?1522697905 JR Response: Noted 5.INFORMATION ONLY: Please show the boundaries of the floodplain on site drawings as applicable. Contact floodplains@fcgov.com for floodplain CAD line work. JR Response: Noted Department: Stormwater Engineering – Water Utilities Contact: Water Utilities, (970)224-6191,WaterUtilitiesEng@fcgov.com 6.Master plan and criteria compliance The design of this site must conform to the drainage basin design of the Boxelder/Cooper Slough Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is available on our website here:https://www.fcgov.com/utility-development JR Response: Noted 7.Documentation requirements A drainage report and construction plans are required and must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the four-step process for selecting structural BMPs. JR Response: Noted, see drainage report 8.Stormwater outfall The stormwater outfall options for this site appears to be the Boxelder Creek to the East. Before the city will allow the use of an irrigation ditch as an outfall, we require it to be shown that no other outfalls are feasible for the site. The Larimer and Weld Canal is an irrigation ditch company’s ditch. In order to discharge into the canal, formal permission from the irrigation ditch company is required. They will need to approve designs for final compliance, and a letter of intent must be submitted before hearing. JR Response: A plan & profile exhibit of the 18” outfall from the detention pond to Boxelder Creek has been included with this submittal (Front Range Storage Boxelder Creek Outfall Feasibility Exhibit.pdf). In this feasibility exhibit we ran the pipe southeast toward boxelder creek from the proposed outlet structure at 0.3% which is the minimum slope we would feel comfortable constructing half a mile of pipe at. We also eliminated drops at the manholes. There is an existing 24” ELCO WL near station 4+00 which we would be in conflict with which would require the storm pipe to be lowered even further. Even with these minimums being utilized the 18” invert at the boxelder creek outfall location was 4’ below the lowest feasible tie-in elevation. It is not feasible to raise the site any more than we already are due to the existing site topo and it is our opinion that the connection to Boxelder Creek is not feasible when an alternative that works (Larimer and Weld Canal discharge) is available. If additional discussion is necessary please let us know. 9.Detention requirements 12 Onsite detention is required for the runoff volume difference between the 100-year developed inflow rate and the 2-year historic release rate. Please note that the City has landscaping requirements for stormwater detention ponds. These requirements can be found in the Fort Collins Stormwater Criteria Manual, Chapter 8, Section 3.0 and in Appendix B (Landscape Design Standards and Guidelines for Stormwater and Detention Facilities). JR Response: Noted, see drainage report 10.Water Quality and Low Impact Development requirements All new or modified impervious areas require stormwater quality treatment. In addition, the City requires the use of Low Impact Development (LID) methods to treat stormwater quality on all new or redeveloping property, including sites required to be brought into compliance with the Land Use Code. There are two (2) categories of LID requirements; the development will need to meet one of the two following options: 1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modified impervious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be pervious. 2. LID - without Pavers: 75% of all new or modified impervious areas must be treated by LID methods. This typically consists of a rain garden or bioretention system, but other options are allowed. The remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui delines-regulations/stormwater-criteria JR Response: Noted, see LID plan/drainage report for additional info. 11.Imperviousness documentation The existing and proposed impervious areas need to be documented in the drainage report. Drainage requirements and development fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required with the first project submittal. JR Response: Noted, see drainage report 12.Detention drain times Per Colorado Revised Statute §37-92-602 (8) that became effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume-based stormwater storage, including extended detention basins. JR Response: Noted, see drainage report/SWMM modeling info 13.Inspection and maintenance There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on-going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More 13 information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-dev elopement JR Response: Noted 14.Fees The 2022 city wide Stormwater development fee (PIF) is $11,019/acre ($0.2530/ sq. ft.) of new impervious area over 350 square feet. No fee is charged for existing impervious area. This fee is to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for questions on fees. JR Response: Noted 15.Offsite Stormwater Flows The development will need to accept and pass any existing offsite flows. JR Response: Understood, offsite flows are being passed through the site. See drainage report. Department: Water-Wastewater Engineering Contact: Water Utilities, (970)224-6191,WaterUtilitiesEng@fcgov.com 1.Other service district This project site is located within the East Larimer County (ELCO) Water District and the Boxelder Sanitation District for water and sewer service. Please contact them at (970) 493-2044 (ELCO) and (970) 498-0604 (Boxelder) for development requirements. JR Response: Noted Department: Electric Engineering Contact: Cody Snowdon, 970-416-2306,csnowdon@fcgov.com 1.There is an existing Open Delta Bank located on the northern edge of the property. Open Delta Banks are no longer allowed on our system and if upgrades were required for the project, the Open Delta Bank would be required to upgraded to a three-phase ‘Y’ configuration. This would require another cable to be bored/trenched to the vault located along the frontage road. JR Response: Noted 2.There is an existing single-phase transformer located close to the existing buildings and appears to be in conflict with the proposed drive access. If any existing electric infrastructure needs to be relocated as part of this project, it will be at the expense of the developer and will need to be relocated within Public Right-of-Way or a dedicated easement. Please coordinate relocations with Light and Power Engineering. JR Response: This transformer will need to be relocated as it is in conflict with the access drive. We are 14 proposing to set it south of the access near the frontage road ROW. If you are okay with this location we will add a utility easement. 3.Please document the size of the electrical service(s) that feeds the existing property prior to demolition of the building to receive capacity fee credits. JR Response: Noted, plan is to keep the residential bldg and repurpose for the facility. 4.All utility easement and permits (railroad, ditch, floodplain, etc.) needed for the development will need to be obtained by the developer. JR Response: Noted 5.Transformer location will need to be coordinated with Light & Power and needs to be shown on the Utility Plans. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. JR Response: We are proposing to set it south of the access near the frontage road ROW. If you are okay with this location we will add a utility easement. 6.During utility infrastructure design, please provide adequate space of all service and main lines internal to the site to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 ft separation is required between water, sewer and storm water facilities, and a minimum of 3 ft separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. JR Response: Noted 7.If the private drives are proposed to be illuminated, the streetlights are considered private and will need to be privately metered. Please show all private streetlights and private meters on the plans. JR Response: Owner is planning on using solar street lights for facility, see photometric plan. 8.The service to the site will be considered a commercial service; therefore, the applicant is responsible for installing the secondary service from the transformer to the meter(s) and will be owned and maintained by the individual unit owner. JR Response: Noted 9.This project will need to comply with our electric metering standards. Please coordinate meter locations with Light and Power and show on the utility plans during Final Design. These locations will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FIN AL_18November2016_Amendment.pdf http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui delines-regulations JR Response: Noted 10.The City of Fort Collins now offers gig-speed fiber internet, video, and phone service. Contact John Stark with Fort Collins Connexion at (970) 207-7890 or jstark@fcgov.com for commercial grade account support, RFPs, and bulk agreements. JR Response: Noted 15 11.For additional information on our renewal energy programs please visit the website below or contact John Phelan (jphelan@fcgov.com). https://www.fcgov.com/utilities/business/go-renewable JR Response: Noted 12.Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees JR Response: Noted 13.Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. JR Response: Noted Department: Environmental Planning Contact: Scott Benton, (970)416-4290,sbenton@fcgov.com 1.FOR SUBMITTAL: An Ecological Characterization Study (ECS) is required by City of Fort Collins Land Use Code (LUC) Section 3.4.1 as the site is within 500 feet of LUC defined natural habitats and features (Larimer and Weld Canal, Boxelder Creek and related wetlands, and offsite raptor nest). Please note the buffer zone standards range from 50-100ft for these features. The ECS should address all items (a)-(l) of LUC 3.4.1(D)(1) available for view online. In addition, ensure that the study identifies feature(s) size, the "top of bank" of any stream or ditch, the edge(s) of wetlands, and whether jurisdictional wetlands may be impacted by the proposed project. If prairie dogs are onsite or within 500ft, the ECS should specifically address the presence of active prairie dogs including estimate of number of individuals and entire size of the colony within the project area. The ECS should address all items (a) (l) of LUC 3.4.1(D) (1) available for view online and include prairie dog mitigation options. The ECS is due a minimum of 10 working days prior to PDP submittal. Please contact the Development Review Coordinator to schedule an onsite meeting. Online LUC link: https://library.municode.com/co/fort_collins/codes/land_use JR Response: ECS was submitted 10 business days before PDP submittal. 2.INFORMATION ONLY: Information from the ECS informs design of a "natural habitat buffer zone" or "NHBZ". Within any NHBZ(s) that may be designated on this site, the City has the ability to determine if existing landscaping and uses within the zone is incompatible with the purposes and intent of the buffer zone [LUC 3.4.1(E)(1)(g)]. Please ensure the ECS discusses existing vegetation on-site and identifies potential restoration options. If existing vegetation is determined to be insufficient, then restoration and mitigation measures may be required. Stormwater facilities are an acceptable use within a buffer with some additional naturalistic design measures. JR Response: Noted 3.FOR HEARING: Prior to Hearing, provide a copy to City Environmental Planner of request sent to Army Corps of Engineers for jurisdictional determination and permitting. 16 Current site layout with road crossings appears to impact wetlands under federal regulation (along Lake Canal etc) thus a jurisdictional letter from the United States Army Corps of Engineers (USACE) needs to be submitted. Prior to Final Plan Approval a copy of the USACE jurisdictional determination letter must be submitted to the City Environmental Planner. Refer to LUC 3.4.1(O)(1) Proof of Compliance: If a proposed development will disturb an existing wetland, the developer shall provide to the city a written statement from the U.S. Army Corps of Engineers that the development plan fully complies with all applicable federal wetland regulations established in the federal Clean Water Act. JR Response: Noted 4.FOR HEARING: The City of Fort Collins Land Use Code, Section 3.2.4(C)(3), requires projects to "demonstrate no light trespass onto Natural Areas, Natural Habitat Buffer Zones or River Landscape Buffers as defined in Section 4.16(E)(5)(b)(1)(a)." Please include all necessary information, including photometric plans, to demonstrate compliance. JR Response: See Photometric Plan 5.FOR HEARING: Proof of coordination with the ditch company is required to show progress being made with these plans if they proceed. JR Response: Noted 6.FOR SUBMITTAL: The City of Fort Collins is designated as a bird sanctuary for the refuge of wild birds (Municipal Code Chapter 4, Division 8 - Wild Birds: https://library.municode.com/co/fort_collins/codes/municipal_code? nodeId=CH4ANIN_ARTIIAN_DIV8WIBI) and in order to satisfy the federal Migratory Bird Treaty Act requirements, it is prohibited for any person at any time in the City to abuse or injure any wild bird or damage a nest with eggs or injure the young of any such bird. A professional ecologist or wildlife biologist is required to complete the nesting survey linked below 5-7 days before conducting tree removal or trimming. If tree removal or trimming is planned, please include the following note on the tree mitigation plan and landscape plan, as appropriate: "NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY 5-7 DAYS BEFORE TREE REMOVAL OR TRIMMING TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY." The Songbird Nesting Survey document will be provided with the comment letter for you to fill out. JR Response: Tree mitigation and Landscape plans now include note. 7.INFORMATION ONLY: City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low-water-use plants 17 and grasses in landscaping or re-landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Vegetation Database at https://www.fcgov.com/vegetation/ and the Natural Areas Department’s Native Plants document for guidance on native plants: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. JR Response: Noted 8.FOR FINAL APPROVAL: Please clarify specific turf species on the Landscape Plan and the blend percentages to ensure the project water budget chart gets adequately calculated. JR Response: Noted 9.INFORMATION ONLY: The City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP) provides communication materials and on-site assessments to support recycling program. Also provides rebates for new compost programs: http://fcgov.com/recycling/wrap.php, contact Waste Reduction and Recycling Team at recycling@fcgov.com. 2) Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or rgatzke@fcgov.com 3) Integrated Design Assistance Program offers financial incentives and technical support for new construction and major renovation projects. Must apply early in the design phase: http://fcgov.com/idap, contact David Suckling at 970-416-4251 or dsuckling@fcgov.com JR Response: Noted Department: Forestry Contact: Freddie Haberecht,fhaberecht@fcgov.com 1.There are existing trees on site, and within the limits of development. Regardless of impact, please schedule an onsite inventory with City Forestry (fhaberecht@fcgov.com) to obtain inventory and mitigation information. This meeting should occur prior to the first round of PDP. Existing significant trees should be retained to the extent reasonably feasible. JR Response: Done, August 10th was the date of Tree Inventory 2.Please provide a landscape plan that meets the Land Use Code (LUC) 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity, and method of transplant). The plans should also include the following City of Fort Collins notes: General Landscape Notes Tree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and 18 clicking on Standard Plan Set Notes:https://www.fcgov.com/developmentreview/applications.php Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped JR Response: Noted 3.If existing trees will be removed, please provide an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review. Proposals to remove significant existing trees must provide a justification letter detailing the reason for each tree removal. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings, and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on-site location, the applicant shall replace such tree(s) according to City mitigation requirements. JR Response: See Tree Removal Letter submitted with PDP 4.The LUC 3.2.1 standard for Tree Species Diversity states that to prevent insect or disease susceptibility and eventual uniform senescence on a development site or in the adjacent area or the district, species diversity is required, and extensive monocultures are prohibited. The following minimum requirements shall apply to any development plan: Number of trees on site Maximum percentage of any one species 10-19 50% 20-39 33% 40-59 25% 60 or more 15% Planting of ash trees within city limits is prohibited due to the presence of the emerald ash borer. The City of Fort Collins’ urban forest has reached the maximum percentage of the following species: Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). Please keep these species at 2% or less of the development tree plantings. JR Response: Noted 5.Please include locations of utilities on the landscape plan including but not limited to 19 water service/mains, sewer service/mains, gas, electric, streetlights, and stop signs. Please adjust tree locations to provide for proper tree/utility separation. Street Light/Tree Separation: Canopy shade tree: 40 feet Ornamental tree: 15 feet Stop Sign/Tree Separation: Based on feedback from Traffic Operations, it is preferred that trees be planted at least 50 feet from the nearest stop sign to minimize conflicts with regulatory traffic signs. Utility/Tree Separation: 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and water or sewer service lines 4’ between trees and gas lines 10’ between trees and electric vaults JR Response: Noted 6.Per Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least 50 percent of all tree plantings. JR Response: Noted 7.Canopy shade trees should be planted at 30-40’ spacing (LUC 3.2.1 (D)©) along street frontages. JR Response: Noted 8.Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1). JR Response: Noted Department: Park Planning Contact: Missy Nelson,mnelson@fcgov.com 1.INFORMATION: Both Park Planning & Development and Parks department comments will be provided by Missy Nelson |mnelson@fcgov.com JR Response: Noted 2.INFORMATION: A Public Access and Trail Easement is required to connect north/south through the property. This easement will serve as the as a segment (7-B) of the Front Range Metropolitan Planning Organization’s (NFRMPO) “Front Range Trail (West)”, part of the Regional Active Transportation Corridor (RATC) https://nfrmpo.org/wp-content/uploads/2021-atp-chapter-4.pdf . Please be sure to be thoughtful in the site design through this section; trail development will need to consider potential conflicts with livestock, irrigation pivot systems, spraying operations, and irrigation ditch maintenance activity. JR Response: Site Plan has been revised, let us know if comment still applies 3.INFORMATION: The typical paved recreational regional trail cross-section is constructed as a 10’ wide concrete trail, widened to 12’ in areas of high traffic area or other areas of potential user conflicts. A 4’-6” wide soft (gravel) path is located parallel to the paved surface, separated by 3’-5” of vegetated area; there shall be 3’ wide level 20 shoulders on both sides of the trail, providing 3’ of horizontal clearance from vertical obstructions such as trees, transformers, fences and/or walls. Modifications of the typical cross-section must be approved by Park Planning & Development. JR Response: Site Plan has been revised, let us know if comment still applies 4.INFORMATION: A trail easement may not be located within a ditch easement unless the applicant provides written approval for the trail easement within the ditch easement from the ditch company The paved trail surface cannot function as a ditch access road if heavy equipment will use or cross the trail to maintain the ditch. JR Response: Noted 5.INFORMATION: The trail easement may coexist within a Natural Habitat Buffer Zone if approval is obtained from Environmental Planning. JR Response: Noted 6.INFORMATION: Grading within the designated trail easement is required to occur during overall site grading. Plans must indicate that the final grade within the easement can provide a trail alignment that meets the American Disabilities Act (ADA) standards for cross slopes between 1 and 2% and a maximum centerline profile grade of 5%. Construction documents should include trail profiles and cross sections to demonstrate the ability to meet ADA standards. JR Response: Noted 7.INFORMATION: The Larimer County Urban Area Street Standards (“LCUASS”), Chapter 16 Pedestrian Facilities and Chapter 17 Bicycle Facilities provide additional design guidelines for multiuse recreational trails. JR Response: Noted 8.INFORMATION: Park Planning and Development must approve the trail alignment and design. The developer will be required to develop a centerline profile and cross-sections for the trail as part of the site design during the final plan phase. Final plans should include the ability to meet ADA standards. JR Response: Site Plan has been revised, let us know if comment still applies Department: Fire Authority Contact: Marcus Glasgow, 970-416-2869,marcus.glasgow@poudre-fire.org 1.FIRE APPARATUS ACCESS – IFC 503.1.1 Fire access is required to within 150 feet of all exterior portions of any building, or facility ground floor as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road. Any private alley, private road, or private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. A Boat and RV Storage use meets the definition of Facility so access will be required throughout the site. JR Response: see emergency access easement layout on revised site plan 2.FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: 21 -Fire lanes established on private property shall be dedicated by plat or separate document as an Emergency Access Easement. -Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. -Access roads with a hydrant are required to be 26 feet in width. -Additional fire lane requirements are triggered for buildings greater than 30 feet in height. Refer to Appendix D105 of the International Fire Code. -Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. -Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. -Dead-end fire access roads used for aerial access shall be 30 feet in width -The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. -Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. -Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times. -Fire lane sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. JR Response: Noted, see revised site plan 3.COMMERCIAL DEVELOPMENTS - REMOTENESS - IFC D104.3 Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one-half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. JR Response: Noted 4.WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant capable of providing Fire Flow according to IFC B105.2 is required within 300 feet of any commercial building as measured along an approved path of vehicle travel. For the purposes of this code, hydrants on the opposite side of arterial roadways are not considered accessible to the site. JR Response: Noted, Site Plan has been revised 5.PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING – IFC section 505.1.1 amendment Where possible, the naming of private drives is usually recommended to aid in wayfinding. New and existing buildings shall be provided with approved address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be arabic numbers or alphabetical letters. Numbers shall not be spelled out. The address numerals for any commercial or industrial buildings shall be placed at a height to be clearly visible from the street. They shall be a minimum of 8 inches in height unless distance from the street or other factors dictate larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. The address numbers for one- and two-family dwellings shall be a minimum of 4” in height with a minimum ½” stroke and shall be posted on a contrasting 22 background. If bronze or brass numerals are used, they shall only be posted on a black background for visibility. Monument signs may be used in lieu of address numerals on the building as approved by the fire code official. Buildings, either individually or part of a multi- building complex, that have emergency access lanes on sides other than on the addressed street side, shall have the address numbers and street name on each side that fronts the fire lane. JR Response: Noted 6.SECURITY GATES - IFC 503.6: The installation of security gates across a fire apparatus access road shall be approved by the fire chief. Where security gates are installed, they shall have an approved means of emergency operation. The security gates and the emergency operation shall be maintained operational at all times - IFC D103.6: Gates securing fire apparatus access roads shall comply with all of the following criteria: 1. The minimum gate width for vehicle access shall be 20 feet. 2. Gates shall be of the swinging or sliding type. 3. Construction of gates shall be of materials that allow manual operation by one person. 4. Gate components shall be maintained in an operative condition at all times and replaced or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. Gates must have a Knox Gate Key Switch that fits the Knox Key system for Poudre Fire Authority. 6. Gate design and locking device specifications shall be submitted for approval by the fire code official prior to installation. 7. Electric gate operators, where provided, shall be listed in accordance with UL 325 and have a means of emergency, manual operation during power loss. 8. Gates intended for automatic operation shall be designed, constructed and installed to comply with the requirements of ASTM F 2200. JR Response: Noted 7.PLAN REVIEW SUBMITTAL When you submit for your building permit though the City of Fort Collins please be advised Poudre Fire Authority is an additional and separate submittal. The link for Poudre Fire Authority’s plan review application can be found at https://www.poudre-fire.org/online-services/contractors-plan-reviews-and-permits/new-b uilding-plan-review-application. JR Response: Noted 8.INFORMATION – CODES AND LOCAL AMENDMENTS Poudre Fire Authority has adopted the 2021 International Fire Code (IFC). Development plans and building plan reviews shall be designed according to the adopted version of the fire code as amended. - Copies of our current local amendments can be found here: https://www.poudre-fire.org/programs-services/community-safety-services-fire-preventio n/fire-code-adoption - Free versions of the IFC can be found here:https://codes.iccsafe.org JR Response: Noted 23 Department: Building Code Review Contact: Russell Hovland, 970-416-2341,rhovland@fcgov.com 1.Changing a house to commercial office is a change of occupancy and requires a building permit and the building must meet current code. If other new buildings are to be built as part of this project, they must comply with current codes shown below. JR Response: Noted 2.Construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Building Code (IBC) with local amendments 2021 International Existing Building Code (IEBC) with local amendments 2021 International Energy Conservation Code (IECC) with local amendments 2021 International Mechanical Code (IMC) with local amendments 2021 International Fuel Gas Code (IFGC) with local amendments 2021 International Swimming Pool and Spa Code (ISPSC) with local amendments Colorado Plumbing Code & state amendments (currently 2018 IPC) 2020 National Electrical Code (NEC) as amended by the State of Colorado Projects shall comply with the current adopted building codes, local amendments and structural design criteria can be found here: https://www.fcgov.com/building/codes · Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. · Snow Live Load: Ground Snow Load 35 PSF. · Frost Depth: 30 inches. · Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or Front Range Gust Map published by The Structural Engineer's Association of Colorado · Seismic Design: Category B. · Climate Zone: Zone 5 · Energy Code: 2021 IECC commercial chapter. INFORMATIONAL ITEMS: · Commercial occupancies must provide 10ft to 30ft of fire separation (setback) from property lines and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. · City of Fort Collins adopted International Fire Code (IFC) and amendments to the 2018/2021 IFC require a full NFPA-13 sprinkler system per IBC chapter 9 or when building exceeds 5000 sq.ft. (or meet fire containment requirements). · Buildings using electric heat, must use heat pump equipment. · A City licensed commercial general contractor is required to construct any new commercial structure. · Plans must be signed and stamped by a Colorado licensed architect or engineer and must be included in the permit application. · Electric vehicle parking spaces are now required per local amendment to the IBC. See section 3604. · For projects located in Metro Districts, there are special additional code requirements 24 for new buildings. Please contact the plan review team to obtain the requirements for each district. Building Permit Pre-Submittal Meeting: For new buildings, please schedule a pre-submittal meeting for any new commercial or multi-family building with Building Services for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards. JR Response: Noted Department: Technical Services Contact: Jeff County, 970-221-6588,jcounty@fcgov.com 1.All development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office if you need up to date Benchmark Statement format and City Vertical Control Network information. JR Response: Noted 2.If submitting a Subdivision Plat is required for this property/project, the title/name may not begin with addresses in numeral form. Address numbers must be spelled out. Please contact our office with any questions. JR Response: Noted 3.If a Subdivision Plat is required and aliquot corners are shown, current acceptable Monument Records will be required. These are required with Round 1 submittal. JR Response: Noted, see monument records submitted with PDP 4.Closure reports will be required for all Subdivision Plats, Easements, and any other document requiring a legal description & sketch being submitted for review. These are required with Round 1 submittal. JR Response: Noted, see closure report submitted with PDP